Zoning, building permits and septic rules in Northville Township, Illinois

Rules another office applies inside Northville Township

Northville Township does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

• InspectionsRequired

  Structures in unincorporated LaSalle County that receive a county building permit, including land inside Northville township

  • Agricultural buildings declared bona fide agricultural structures are exempt from county building code inspections (see agricultural_exemption claim).
  • Inspections are scheduled through 847-510-4104 with about 48 hours notice.

  “Building Code inspections will apply to all structures which receive Building Permits.”

• Certificate of occupancyRequired

  Occupancy and use of a new or altered structure in unincorporated LaSalle County, including land inside Northville township

  • Occupancy permit is issued by the building code inspectors after a passing final inspection.
  • The owner must certify to the building inspectors that the county health department has approved the well and septic; no occupancy permit is issued without that certification.

  “Occupancy and use of a structure (which includes but is not limited to moving furniture and personal items into the structure) is forbidden without an Occupancy Permit.”

• Zoning districtsPublished (with conditions)

  County zoning districts that govern land inside Northville township to the extent county zoning applies there (no township zoning ordinance was located)

  • Zoning districts are shown on the county zoning district map of each township, adopted by reference in sec. 6.1; the Northville township map was not opened.
  • The ordinance applies to properties in unincorporated LaSalle County as stated in sec. 4.2.

  “In order to carry out the purpose and intent of this Ordinance, the unincorporated area of the County is hereby divided into the following districts:”

• Minimum lot sizeSpecified

  Single-family detached dwelling on a zoning lot in the county R-2 single family residence district, including land inside Northville township where that district applies

  • Lots served by public sanitary sewer and water: not less than 10,000 square feet.
  • Lots served by private sanitary or private water systems: not less than one acre.
  • Lot width: not less than 75 feet when served by public sewer and water; not less than 150 feet when served by private sewer or water.

  minimum zoning lot area, served by public sewer and water: >= 10000 square feet (one acre required where served by private sanitary or private water systems)

  “single family detached dwellings: the zoning lot shall be not less than ten thousand (10,000) square feet in size for properties that are served by public sanitary sewer and water and the zoning lot shall not be less than one (1) acre in size for properties served by private sanitary or private water systems.”

  2 more reviewed findings on this topic

  • Specified — Single-family detached dwelling on a zoning lot in the county A-1 agriculture district, including land inside Northville township

    “single family detached dwellings: the zoning lot shall be not less than thirty-five (35) acres.”

  • Specified — Single-family detached dwelling on a zoning lot in the county RR rural residence district, including land inside Northville township

    “single family detached dwellings: the zoning lot shall not be less than one (1) acre in size.”

• SetbacksSpecified

  Principal buildings in the county A-1 agriculture district, including land inside Northville township

  • Front setback depends on the road class and is measured from the roadway centerline: 70 ft from a township road, 85 ft from a county road, 100 ft from a state or federal road.
  • In all cases the front setback is at least 30 feet from the edge of the road right-of-way or roadway easement.
  • Setbacks are flagged/staked on the site before inspection; the county inspector checks setbacks before and after construction.

  front setback, township road: 70 feet from roadway centerline · front setback, county road: 85 feet from roadway centerline · front setback, state or federal road: 100 feet from roadway centerline · side setback: 10 feet · rear setback: 10 feet

  “a-1 agriculture zoning district 70, 85, 100 * 10 10”

• Building heightSpecified

  Buildings in the county A-1 agriculture district, including land inside Northville township

  • Height is measured from average grade at the front elevation (building height definition, chapter 3).
  • On lots of one acre or more, there is no height limit for buildings that are not dwelling units.
  • Detached accessory dwelling units are limited to 35 feet (see accessory_dwelling claim).

  maximum building height, dwelling units and lots under one acre: <= 36 feet (no height limit for non-dwelling buildings on lots of one acre or more)

  “on zoning lots with less than one (1) acre of land area, and on all buildings used as dwelling units the building height shall not exceed thirty-six (36) feet in height.”

• Living in an RVLimited

  Living or sleeping in a recreational vehicle on private land in unincorporated LaSalle County, including land inside Northville township

  • Not allowed for living or sleeping in a subdivision, an unincorporated platted town, or on a parcel with an existing residence, unless otherwise permitted by the ordinance.
  • Applies under sec. 4.22 to all districts as a general provision in the ordinance text.

  living or sleeping use period: <= 180 days per calendar year (not allowed in subdivisions, platted towns, or on parcels with an existing residence unless otherwise permitted)

  “a recreational vehicle, as defined in chapter 3, may be used for living or sleeping purposes for a period not exceeding 180 days in a calendar year.”

• Manufactured homesLimited

  Mobile and manufactured homes on private land in the county A-1 agriculture district, including land inside Northville township

  • Trailers and conveyance structures intended for habitation are treated as mobile homes and need special use approval in the A-1 district.
  • A temporary mobile home may be allowed while the owner constructs, remodels or reconstructs a dwelling on the same lot; it must be removed when the new dwelling is occupied.
  • Mobile or manufactured homes with a permanent foundation are listed as special uses in other district lists when under 1000 square feet or over 10 years old; district-by-district rules were not fully resolved.

  “Trailers/Conveyance Structures intended for habitation fall under the definition of mobile homes and require special use approval in the A-1 district.”

• Accessory dwellingsLimited

  Accessory dwelling units on land in the county A-1 agriculture district inside Northville township

  • Accessory dwelling unit is a special use requiring prior approval after public hearing under chapter 14.
  • Detached accessory dwelling unit: maximum height 35 feet; maximum footprint 900 square feet; two additional parking spaces; side and rear setbacks same as principal structure; deed restriction requiring owner occupancy of one structure.
  • Accessory dwelling rules for other districts were not resolved in this research.

  detached accessory dwelling unit height: <= 35 feet · accessory dwelling unit footprint: <= 900 square feet

  “The following Special Uses require prior approval after public hearing in accordance with the requirements of Chapter 14. A. ACCESSORY DWELLING UNIT”

• Who permits septicCounty (with conditions)

  Private sewage (septic) systems serving homes inside Northville township, administered by the LaSalle County Health Department

  • Governed by the Private Sewage Disposal Licensing Act and Code, as the guide lists it.
  • Health department approval is needed before the building permit and again before occupancy.

  “Copy of approved Septic Permit from LaSalle County Health Department”

• Septic permitRequired

  Septic systems for new structures in unincorporated LaSalle County, including land inside Northville township

  • An approved septic permit from the county health department must be attached to the building permit application.

  “Copy of approved Septic Permit from LaSalle County Health Department”

• Well permitRequired

  Private water wells serving new structures in unincorporated LaSalle County, including land inside Northville township

  • An approved well permit from the county health department must be attached to the building permit application.
  • Governed by the Water Well Construction Code, as the guide lists it.

  “Copy of approved Well Permit from LaSalle County Health Department”

• Agricultural exemptionAvailable (with conditions)

  Bona fide agricultural buildings and structures in unincorporated LaSalle County, including land inside Northville township

  • Owner must provide current documentation showing gross income of $5,000 or more from an agricultural operation and sign an affidavit that the use qualifies.
  • The exemption covers county building code inspections and building code fees only; agricultural structures still must meet setbacks and other applicable rules.
  • A $25.00 agriculture compliance fee is charged; it is not a building permit fee.
  • Agricultural buildings still require a building permit and zoning certificate.

  gross agricultural income required: >= 5000 USD (proof from the proceeding calendar year)

  “If these structures are declared Bona Fide Agriculture Structures and will be used for agricultural purposes they are exempt from County building code inspections and building code fees.”

• Subdividing landRegulated (with conditions)

  Creating new parcels or lots on land inside Northville township outside any city or village

  • Two splits of 2 acres and 150 feet of public road frontage each are allowed without the subdivision process; any remaining parcel must be at least 5 acres and 150 feet of frontage.
  • Other paths: full subdivision process (lots on individual well and septic must be at least 1 acre and 150 feet of road frontage, plus impact and land-cash fees), one of eight subdivision exemptions, or a variance from the county development committee and county board ($100 variance fee).
  • Splits after April 2006 must also comply with the county zoning ordinance minimum lot sizes.

  “The subdivision ordinance allows a maximum of two splits of 2 acres and 150’ of public road frontage each without going through subdivision process or meeting an exception/variance.”

• Driveway accessRequired

  Driveway access onto county roads for a building permit in unincorporated LaSalle County, including land inside Northville township

  • Compliance with the county highway access ordinance is required before a building permit is issued.
  • Contact the county highway department at 815-434-0743.
  • Township road access rules were not opened; the township highway commissioner may also apply.

  “lasalle county highway access ordinance for more information contact the lasalle county highway department at 815-434-0743.”

• Building in a floodplainLimited

  Construction on parcels inside Northville township that fall in a floodplain or special flood hazard area

  • The county floodplain ordinance must be met before a building permit is issued; it applies to the parcel only where it is in the regulated floodplain.
  • The floodplain map and ordinance text were not opened.

  “In addition to the LaSalle County Building Permit Ordinance, the following County Ordinances must be met before the issuance of a building permit: [...] Floodplain Ordinance”

• Permit feesPublished (with conditions)

  County building permit fees and related compliance fees for construction in unincorporated LaSalle County, including land inside Northville township

  • Building code permit fees for non-agricultural detached one- and two-family dwellings are based on square footage and number of inspections; the schedule is in article 6 of the county building permit ordinance (the schedule itself was not opened).
  • Fees are paid when the permit is issued and are nonrefundable.
  • Variance application fee: $100.00 check.

  agriculture compliance fee: 25 USD (not a building permit fee) · variance fee: 100 USD (county development committee and county board variance)

  “The fee schedule can be found in the LaSalle County Building Permit Ordinance “Article 6.””

• Permit processPublished (with conditions)

  Building permit process for construction in unincorporated LaSalle County, including land inside Northville township

  • Apply at least 30 days before building.
  • Attachments: building permit application, two copies of construction documents, site diagram with lot lines and setbacks, approved county well permit, approved county septic permit, and stamped truss certificates when trusses are used. Incomplete applications are not accepted.
  • Plans are reviewed by a building inspector who sets the permit price; a permit is picked up after review.
  • Land use office 815-434-8666; inspections scheduled through 847-510-4104.

  application lead time: >= 30 days

  “Apply for a permit at least 30 DAYS in advance of anticipated building.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Northville Township or LaSalle County directly.

• Owner-builder exemption — Owner-builder construction of a home inside Northville township
• Local zoning — Land inside Northville township, LaSalle County, Illinois: whether the township itself adopted and administers a zoning ordinance
• Minimum dwelling size — Minimum floor area for a single-family dwelling on private land inside Northville township
• Lot coverage — Maximum lot coverage for buildings on lots inside Northville township
• Tiny homes — Occupancy of a tiny home on private land inside Northville township

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.